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25/90879/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90879/B Applicant : Mrs Lisa Gadman Proposal : Creation of vehicular access and driveway Site Address : Ravenswood 2 Coburg Road Ramsey Isle Of Man IM8 3EH
Principal Planner: Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.10.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. The visibility splay(s) identified on drawing 100 shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level.
Reason: In the interests of highway safety.
N 1. A Section 109 Highway Agreement will be required for dropped kerb footway vehicular access. Please contact DOI Highway Services.
This application has been recommended for approval for the following reason. Overall, it is considered the proposal would comply with the relevant policies of General Policy 2 (b), (c) & (g) of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021 having no significant adverse impacts upon public or private amenities.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawing all received on 24.09.2025.
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
DOI Highway Services - No Objection, condition attached Local Authority - No Objection __
Officer’s Report
1.0 SITE 1.1 The site represents the existing residential curtilage of 2 Coburg Road, Ramsey which is located on the northern side of Coburg Road. The property is a traditional two & half storey (includes basement level) semi-detached property. The front of the property has a front garden area which is made up of a mixture of artificial grass, gravel and concrete path. The front boundary consists of a boundary wall and pedestrian gate to access the property. The property has no off street parking and relies on on-street parking along Coburg Road.
2.0 PLANNING POLICIES 2.1 The application site is within an area of 'Predominantly Residential' under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. The site is not within a Conservation Area.
2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:-
2.3 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
2.4 Residential Design Guide June 2021 - Section 6.3 "FRONT GARDENS AND DRIVEWAYS"
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3.0 PLANNING HISTORY 3.1 The previous planning applications which is considered relevant in the assessment and determination of this application:
3.2 Creation of a driveway and vehicular access - 21/00814/B - REFUSED on the following grounds; "R 1. The proposal would result in the loss of more than 50% of the existing front landscaped garden and front boundary wall resulting in a detrimental to the appearance of the street scene and to the individual property all contrary to General Policy 2 (b), (c) & (g) of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2019.
R 2. The proposal would result in the potential net loss of on-street parking due to the width of the new access detriment to on street parking along Coburg Road."
3.3 Further planning approval to the neighbouring properties are considered relevant to consider;
3.3.1 Ballachrink - 3A Coburg Road - Creation of a driveway and vehicular access - 21/00947/B - REFUSED on the following grounds;
"R 1. The proposal would result in the loss of more than 50% of the existing front landscaped garden and front boundary wall resulting in a detrimental to the appearance of the street scene and to the individual property all contrary to General Policy 2 (b), (c) & (g) of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021. R 2. The proposal would result in the potential net loss of on-street parking due to the width of the new access detriment to on street parking along Coburg Road."
3.3.2 Ballachrink - 3A Coburg Road - Creation of driveway and vehicular access - 22/00523/B
4.0 PROPOSAL 4.1 The application seeks approval for the creation of a driveway and vehicular access. The works would involve the removal of a 3m section of the existing boundary wall to create the new vehicle access onto the new driveway which would also have a width of 3m and a depth of 6.5m. The existing landscaped (artificial grass area) would be retained as would the existing concrete path which provides access form the pedestrian gate to the front door of the dwelling. The existing pillar along the front boundary wall is proposed to be reduced in height, with a new similar sized pillar would be installed to the opposite side of the new vechilcuar access. A new electric charging point is proposed to the front elevation of the property. Visibility splays of 2m x 43m are show on in either direction.
5.0 REPRESENTATIONS 5.1 Highways Services make the following comments (01.10.2025): "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking. Conditions on boundary walls altered before occupation, hardstanding driveway and visibility splays protected should be conditioned on permission. The A S109 highway agreement will be required for dropped kerb footway vehicular access."
5.2 Ramsey Commissioners comment do not object (16.10.2025).
6.0 ASSESSMENT 6.1 The key issue in this case is the potential visual impact of the proposed works to the street scene and the potential impact upon existing on street parking.
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Potential visual impact to the street scene 6.2 Generally the Department seeks that at least 50% of the lawned/landscaped areas are preserved to ensure frontage of properties are not totally hard surfaced, which can result in the appearance of frontages of properties being essential car parks adversely impacted the visual amenities of the street scenes and the individual property. In this case, the proposal would result in a section of gravel area and a section of the artificial grass area being replaced with a new permeable surface creating the new driveway.
6.3 Section 6.3 of the Residential Design Guide indicates that: "Front gardens provide an important physical boundary between a dwelling and the public realm. They can enhance the privacy of a dwelling, as well as filtering out the noise and air pollutants produced by pedestrians and motorised traffic.
Front gardens with perimeter walls, hedges or fences can offer safer spaces in which children can play and they often contribute to the natural habitat of wildlife. Urban green space has a positive effect on health and wellbeing, by enhancing sensory and aesthetic awareness.
Gardens can also make an important contribution to local biodiversity and can contribute to carbon sequestration and climate change adaptation, providing natural flood risk mitigation and other ecosystem services."
6.4 Accordingly, this proposal would overcome the previous reason for refusal in this respect, with the retention of a sufficiently sized landscaped area and retention of the majority of the front boundary wall, which the previous scheme did nether. The proposal would be comply with the Residential Design Guide, but also General Policy 2 (b), (c) & (g).
Potential impact upon existing on street parking 6.5 A further concern previously was, the proposal would potentially have a net loss, or at least no gain in parking in the area, given the size of the access and the resulting loss of off street parking due to the previously proposed access which could result in at least 2 and maybe 3 off street parking spaces (depending on how cars are parked at a time). However, this new proposal with the driveway/access having a width of 3m, reduces the likelihood of a net loss of on-street parking spaces. While there will be a loss of on-street parking, it is likely this would be only one space. However, with the one off-road parking space being provided within the site, this previous concerns is again overcome.
7.0 CONCLUSION 7.1 Overall, it is considered the proposal would comply with the relevant policies of General Policy 2 (b), (c) & (g) of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021 therefore it is recommended that the application be approved.
8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
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8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 24.10.2025
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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